Mortgage Rates Today in Ventura County (November 2025)

I'm Tino. I've been a mortgage broker in Ventura County for 25+ years. Every single morning, I check rates from 20+ lenders. Here's what you need to know about mortgage rates today.

Here's the Truth About Mortgage Rates

Banks want you to think rates are the same everywhere. They're not. I've seen rates vary by 0.5-1% between lenders on the SAME day for the SAME borrower. That's huge.

On a $700,000 loan (median home price in Ventura County), a 0.5% difference in rate is about $200/month. That's $2,400/year. $72,000 over 30 years.

What's Affecting Rates Right Now?

1. The Fed's Rate Policy

The Federal Reserve has been raising rates to fight inflation. They've paused recently, but mortgage rates are still elevated compared to 2020-2021 (when we saw rates in the 2-3% range).

2. Inflation Data

When inflation goes up, mortgage rates go up. When inflation cools, rates come down. We're seeing inflation slowly decrease, which is good news for rates in 2025-2026.

3. The 10-Year Treasury

Mortgage rates closely follow the 10-year Treasury yield. When Treasury yields go up, mortgage rates go up. When they drop, mortgage rates drop.

4. Your Personal Situation

Here's what most people don't realize: YOUR rate depends on YOUR situation. Two people can get quotes on the same day and have different rates based on:

• Credit Score: Every 20 points matters. 720 vs 740 can be 0.25% difference.
• Down Payment: 20% down gets you the best rates. Less than 20% = higher rate.
• Loan Type: FHA, VA, Conventional, and Jumbo all have different rates.
• Property Type: Single-family homes get better rates than condos or investment properties.
• Loan Amount: Jumbo loans (over $766,550) typically have slightly higher rates.

Should You Wait for Rates to Drop?

I get this question every single day. Here's my honest answer: Nobody knows what rates will do.

In 2021, everyone said "rates will never be this low again." They were right. In 2023, everyone said "rates will drop back to 4% in 2024." They were wrong. In 2024, everyone said "rates will hit 5% by mid-2025." We'll see.

Here's what I tell my clients: Don't try to time the market. Buy when you're ready.

If you find the right house at the right price, buy it. You can always refinance later if rates drop. But you can't go back in time and buy that house you loved if someone else buys it first.

How to Get the Best Rate

1. Shop Multiple Lenders

Don't just go to your bank. Banks only offer their own rates. Brokers (like me) shop 20+ lenders and bring you the best options. That's the difference.

2. Improve Your Credit Score

If you're at 680, see if you can get to 700 or 720 before applying. Every 20 points can save you 0.125-0.25% in rate. That's $50-100/month on a $700K loan.

3. Put Down 20% If You Can

You'll avoid PMI (saves $200-400/month) and get a better rate. Can't do 20%? No problem. FHA lets you do 3.5%, VA lets you do 0%. We'll make it work.

4. Lock Your Rate at the Right Time

Rates change daily. Sometimes multiple times per day. I watch the market and tell my clients when to lock. Timing matters.

What About Points?

You can "buy down" your rate by paying points upfront. One point = 1% of the loan amount. On a $700K loan, one point = $7,000.

Should you pay points? It depends. If you're planning to stay in the house for 7+ years, it usually makes sense. If you're planning to move or refinance in 3-5 years, skip the points.

I run the math for every client. Sometimes it makes sense. Sometimes it doesn't.

Ventura County Specific Considerations

Ventura County is a high-cost area. The conforming loan limit here is $766,550 (higher than most of the country). If you're buying above that, you'll need a jumbo loan.

Jumbo rates are typically 0.25-0.5% higher than conforming rates. But with good credit and 20% down, the difference is minimal.

Bottom Line

Mortgage rates today are in the mid-to-high 6% range for most borrowers. That's higher than 2020-2021, but historically, it's still reasonable. (In the 1980s, rates were 15%+.)

The best rate is the one you can get on the house you want to buy.

Don't wait for the "perfect" rate. It doesn't exist. Buy when you're ready, and refinance later if rates drop.

Frequently Asked Questions

Are mortgage rates going down in 2025?

Maybe. The Fed has signaled they may cut rates in 2025 if inflation continues to cool. But mortgage rates don't always follow Fed rates directly. My guess? Rates will stay in the 6-7% range for most of 2025, possibly dipping to mid-5% range by late 2025 or early 2026.

What's the lowest mortgage rate I can get?

With excellent credit (760+), 20% down, and a conventional loan, you might see rates in the low-to-mid 6% range. VA loans sometimes beat conventional rates by 0.25-0.5%.

Should I get a 15-year or 30-year mortgage?

15-year loans have lower rates (usually 0.5-0.75% lower) but higher monthly payments. If you can afford the higher payment and plan to stay long-term, 15-year saves you a ton in interest. Most people do 30-year for the flexibility.

Can I refinance if rates drop?

Yes! If rates drop 0.5-0.75% or more, refinancing usually makes sense. I help clients refinance all the time. Just make sure you've been in your current loan for at least 6-12 months.

Do I need perfect credit to get a good rate?

No. You need 740+ for the absolute best rates, but you can still get competitive rates with 680-720. Below 680, rates start to increase more significantly.